One small piece of land wanted please

[JanEll]

We are not developers, we are a newly retired couple wishing to build a 2 bed bungalow to be our next home.

We currently live on the coast at Redcar but are looking in an area which goes inland and south down the middle of the country. Approx 10 miles either side of A19, A1 and M1 and finishes around Sheffield. Purchase will be subject to us obtaining planning permission, and all reasonable legal fees will be paid.

The ideal piece of land will have all or most of the following:-
0.2 acres or more Road access or shared drive Close to existing utilities
Semi rural setting Existing or previous building on site Flat or gently sloping
South facing View of hills, valleys or trees
Please share with others as we hope this will be a mutually beneficial venture.
Thank you Keith and Jan

 

[smcapstick]

A bit of that size and specification, next door, sold last summer for £125,000.

 

[JanEll]

A bit of that size and specification, next door, sold last summer for £125,000.

Thanks for your reply smcapstick. Unfortunately we don't have that sort of budget, so I am aware we may have to compromise on some of our chosen ideals. There are plots for sale for much less, but so far nothing has been right for us. We are hoping that buying direct will be more financially beneficial to us and the farmer. Someone who would benefit from extra cash to buy new equipment or machinery perhaps.

 

[smcapstick]

What kind of budget do you have? It would let anyone reading this know if they have a viable plot or not.

 

[bobk]

We are not developers, we are a newly retired couple wishing to build a 2 bed bungalow to be our next home.

We currently live on the coast at Redcar but are looking in an area which goes inland and south down the middle of the country. Approx 10 miles either side of A19, A1 and M1 and finishes around Sheffield. Purchase will be subject to us obtaining planning permission, and all reasonable legal fees will be paid.

The ideal piece of land will have all or most of the following:-
0.2 acres or more Road access or shared drive Close to existing utilities
Semi rural setting Existing or previous building on site Flat or gently sloping
South facing View of hills, valleys or trees
Please share with others as we hope this will be a mutually beneficial venture.
Thank you Keith and Jan

 

[Chae1]

What kind of budget do you have? It would let anyone reading this know if they have a viable plot or not.

Wouldn't want to reveal that! Some thick farmer might give it them cheaper than market value.

 

[smcapstick]

Wouldn't want to reveal that! Some thick farmer might give it them cheaper than market value.

@Thick Farmer

 

[JanEll]

Chae1. I have never been the sort of a person who rips people off, and I have no intention of starting now.

smcapstick. I believe agricultural land sells for between £5,00 - 10,000 per acre. For a place that is right for us, we are prepared to buy up to approx 7 acres, depending on utility access costs etc. We will not need most of this, and will be happy to agree for the farmer to continue using it. I hope this helps anyone with genuine interest.

 

[spikeislander]

I think most people are on your side but probably don't want you to get carried away. Agricultural land is from £5-10k but if you add the potential of planning which is what your looking for you have to triple it I'm afraid.
Good luck but with farmers struggling if they have any land with potential of development they would possibly be trying themselves.

 

[ffukedfarmer]

Chae1. I have never been the sort of a person who rips people off, and I have no intention of starting now.

smcapstick. I believe agricultural land sells for between £5,00 - 10,000 per acre. For a place that is right for us, we are prepared to buy up to approx 7 acres, depending on utility access costs etc. We will not need most of this, and will be happy to agree for the farmer to continue using it. I hope this helps anyone with genuine interest.

You are right that agricultural land does sell for that sort of figure.

But you are looking to buy land with development potential and that will add at least one zero to the agricultural value. In this corner it could even add a 2nd zero as well.

 

[Clive]

Chae1. I have never been the sort of a person who rips people off, and I have no intention of starting now.

smcapstick. I believe agricultural land sells for between £5,00 - 10,000 per acre. For a place that is right for us, we are prepared to buy up to approx 7 acres, depending on utility access costs etc. We will not need most of this, and will be happy to agree for the farmer to continue using it. I hope this helps anyone with genuine interest.

if you can build a houses on it its not ag land you are buying - development land around me (midlands) is 500k-1mill / acre

sorry but I think you need a reality check here and a realignment of expecetaions

 

[MaisiesDad]

A few acres of ag land doesn't sell for anything like that here in Yorkshire! Try £15k to £20k without any hint of planning. Go above 50 acres and it may drop to £10k to £12k. I had to pay £60k for 3.9acres, yes I was desperate for it!!

 

[smcapstick]

The smaller the plot, the higher the price by area. If there is even the merest hint of possible development, we're talking telephone numbers.

I love how it's made to sound like they're doing the farmer a favour, though.

 

[bobk]

Chancers

 

[Goweresque]

Well you've got to admit, it makes a change from metal detecting/shooting permission, and barn stored Vespas.................who knows, it could catch on as a buying technique.

Perhaps there's someone with out there with a low houred JD 7810 who would like to part with it for todays scrap metal price? Cash waiting!!!!

 

[JanEll]

Spikeislander Thanks for your kind and informative reply. I believed that developers bought ag land, then sold it to people like us, with planning permission, for a large profit. I was hoping to cut out the "middle man" for the benefit of myself and the farmer. Sounds as if I am wrong.


MaisiesDad Thank you. I think you have a better idea of where I am coming from, prices up here are well different from the south. We only have what we sell our house for to buy the land and build the house, so it is Yorkshire we are looking to remain in. Our absolute max for land is £100,000 provided utilities are close, and maybe I should reduce my size to 0.15 of an acre.

Clive Reality check received, but I will keep trying, as this has been a desire of mine for many, many years.

Thank you all for your comments.

 

[Boysground]

My landlord refused an offer above £50k for an acre of one of my fields as a pony paddock. I was quite glad would have made an awkward shaped field worse.

I am in the grim south though.

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[Goweresque]

Spikeislander Thanks for your kind and informative reply. I believed that developers bought ag land, then sold it to people like us, with planning permission, for a large profit. I was hoping to cut out the "middle man" for the benefit of myself and the farmer. Sounds as if I am wrong.


MaisiesDad Thank you. I think you have a better idea of where I am coming from, prices up here are well different from the south. We only have what we sell our house for to buy the land and build the house, so it is Yorkshire we are looking to remain in. Our absolute max for land is £100,000 provided utilities are close, and maybe I should reduce my size to 0.15 of an acre.

Clive Reality check received, but I will keep trying, as this has been a desire of mine for many, many years.

Thank you all for your comments.

On the basis you're just misinformed rather than on the make, a few pointers.

1) Developers do not buy land at agricultural prices, apply for planning, sell for £££ and run all the way to the bank. They have to pay many time agricultural value, and bear all the costs of applying for planning (which are considerable) before they can sell with full planning permission. Yes they make a lot of money, but so does the landowner.

2) Small plots of land, especially ones next to or near existing settlements are worth far more than base agricultural value, even when there is no immediate likelihood of getting any planning permission. Acre rates of £20-30K are easily achievable, purely as paddocks for for people wishing to keep a few animals, usually horses. Adding a small amount of land can add considerable value to an adjacent property for example so people are prepared to pay over the odds to get a few acres, as it protects their property from development as well.

3) Any plot of land with any likelihood of getting planning permission in the near future will be worth virtually the same as a plot with planning permission. The planning rules are such now that any old agricultural buildings will have deemed planning rights and unless there are specific reason why not, most would get permission to be turned into housing pretty easily.

4) Any land available at cheaper prices will be so priced because the possibility of development is negligible, or impossible for practical reasons, or so far in the future to be irrelevant. Many people buy small plots of land and sit on them for decades in the hope they will one day be able to get planning. Or run small agricultural businesses in the hope that they can prove the need for an agricultural dwelling. This process can and does take years, with no guarantee of success.

5) If you are able to buy any plot of bare land without planning permission it is highly likely that the seller will want to put a clause on the sale whereby he gets a % of the increase in value if you get planning for X years into the future. This is very common on sales of small plots of land nowadays.

I'm afraid you are basically asking for someone to sell you something worth (say) £100k for half price or less, effectively a free gift to you of many tens of thousands of pounds.

 

[Boysground]

I agree @Goweresque. Landlords agent told me when someone is trying to buy a pony paddock from them they do not look at the local Land values, they Base the price on the value it would add to any adjacent property. This is always substantial in this area.

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[ffukedfarmer]

I agree @Goweresque. Landlords agent told me when someone is trying to buy a pony paddock from them they do not look at the local Land values, they Base the price on the value it would add to any adjacent property. This is always substantial in this area.

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Not true. They base it on how much of a pain in the arse the new owner could be